So, I asked her, why should I keep a complaining tenant who brought in half of what I could get from a new tenant who would be thrilled to get the apartment as-is?

I would be thrilled my tenants actually read the document they signed :)want to add that i try to keep my units in top shape...so a cracked window would get repaired/replaced... the spot on the carpet would get noted. 

Turned out there were thrilled to have me and my building as a resource for their students (we were within walking distance of the law school), because they were always short of student housing for law students. 

When I had some Class D rentals I was thrilled if they didn't flush concrete down the toilet and steal the HVAC unit.   

I'd be thrilled to just keep it and maintain it.  

While it might not be thrilling to reduce the size of the fridge, I think it would be a nice/fair trade off especially at the price point.

@Todd PowellThere is a saying I live by that says " Smart people learn from their mistakes, wise people learn from other people's mistakes" with that being said thank you so much for the thrilling story.

ANY lender will look at your bank account & they will be thrilled to see $20k.Just my 2 cents....

It's an unwelcome thrill but I've never been bitten/stung, and a couple shots of insecticide on the centipede will take care of them. 

If I had to leave CA, I'd consider TX, but I wouldn't be thrilled.